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Home My WebLink AboutFebruary 4, 2008 Planning & Development Committee Agenda Monday, February 4, 2008 7:30 pm Council Chambers Chair: Councillor O'Connell PART "A" PLANNING INFORMATION MEETING INFORMATION REPORT NO. 05-08 PAGES SUBJECT: Draft Plan of Subdivision SP-2007-01 Zoning By-law Amendment Application A 13/07 Rosebank Properties Inc. Part of Lots 79 to 85, 110, 111, Plan 350 Lands located west of Rosebank Road, east of Oakwood Drive and south of Maitland Drive City of Pickerinq 1-11 INFORMATION REPORT NO. 06-08 12-18 SUBJECT: Zoning By-law Amendment Application A 12/07 Whitevale Golf Club 2985 Golf Club Road South Part of Lots 29 & 30, Concession 4 (Parts 8 & 9, 40R-18997) City of Pickerinq PART "8" PLANNING & DEVELOPMENT REPORTS 1. Director, Planning & Development, Report PO 05-08 19-23 Director, Operations & Emergency Services Request for Funding Support From Toronto and Region Conservation Authority for Petticoat Creek Watershed Plan RECOMMENDA TION 1. That Council receive Report PO 05-08 of the Director, Planning & Development and Director, Operations & Emergency Services, regarding the funding request from Toronto Region Conservation Authority; Planning & Development Committee Agenda Monday, February 4, 2008 7:30 pm Council Chambers Chair: Councillor O'Connell 2. That Council approve the request for funding assistance; and 3. Further, that the amount of $10,000 be charged to account #2195-2712 as a Joint Funded Environmental Project. 2. Director, Planning & Development, Report PD 06-08 Zoning By-law Amendment Application A 11/06 Richard Gosling 425 Whitevale Road, Hamlet of Whitevale (Part of Lot 24, Lots 25 to 27, Plan 21) Parts 5 and 6, 40R-1139) City of Pickerinq 24-63 RECOMMENDA TION 1. That Zoning By-law Amendment Application A 11/06 submitted by Richard Gosling, on lands being Part of Lot 24, Lots 25 to 27, Plan 21, City of Pickering, to amend the zoning to permit a bed & breakfast establishment, day spa and restaurant as additional uses on the lands being Part of Lot 24, Lots 25 to 27, Plan 21, City of Pickering, be approved, and; 2. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 11/06, and to remove the "(H)" Holding Symbol preceding the existing "HMC9" zone designation, as set out in Appendix II to Report PD 06- 08, be forwarded to City Council for enactment. (II) OTHER BUSINESS a) Pickerinq Official Plan Review Consultation Proqram Discussion 1. Introduction of the consulting team from Sorensen Gravely Lowes Planning Associates Inc. in conjunction with DRPA; 2. Presentation to, and discussion with, Planning & Development Committee Members on the potential creation of a Community Advisory Committee, and on strategies to engage the community and First Nations. (III) ADJOURNMENT CiUI (J~ 1\ 1 l) ; INFORMATION REPORT NO. 05-08 FOR PUBLIC INFORMATION MEETING OF February 4, 2008 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision SP-2007-01 Zoning By-law Amendment Application A 13/07 Rosebank Properties Inc. Part of Lots 79 to 85, 110, 111, Plan 350 Lands located west of Rosebank Road, east of Oakwood Drive and south of Maitland Drive City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are located west of Rosebank Road, east of Oakwood Drive and south of Maitland Drive; a property location map is provided for reference (see Attachment #1); the subject lands have been/are being assembled through the land severance process and are land-locked as they do not have frontage onto a public road; - the City-owned Milton Road allowance runs through the subject lands, and will provide access to both Oakwood Drive and Rosebank Road; - the lands are currently vacant and contain mature vegetation; - the surrounding land uses are detached dwellings. 2.0 APPLICANT'S PROPOSAL - the applicant has submitted an application for approval of a draft plan of subdivision and an application to amend the zoning by-law in order to implement the proposed draft plan; the draft plan of subdivision proposes to create 23 lots for detached dwellings, with lot frontages ranging from 13.0 metres to 15.2 metres (see Attachment #2 - Submitted Plan); - frontage will be provided through the construction of a municipal road along the City-owned Milton Road allowance and the creation of two new roads (which will terminate in temporary cul-de-sacs) extending north and south from Milton Road; Information Report No. 05-08 Page 2 (I r) I..-.! /;,,,. the following chart outlines the proposed development detail: Details of the Application Total area of draft plan 1.6 hectares Residential lots 1.3 hectares Municipal road 0.2 hectares Reserves 19.4 square metres Number of detached dwelling lots 23 Net residential density (units per hectare) 17.3 the applicant has indicated that a minor revision to the north western boundary of the proposed plan of subdivision will be required to reflect a reduction in the amount of land that is to be severed and acquired by the applicant through an associated land severance application. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan the Durham Regional Official Plan designates the subject lands as Living Areas, which are intended to be used predominantly for housing purposes; the proposal appears to conform to the Durham Regional Official Plan; 3.2 Pickering Official Plan the Pickering Official Plan designates the subject lands as Urban Residential Area - Low Density Area; permissible uses within the Urban Residential Area - Low Density Area designation include, among others, residential uses and home occupations; the subject lands are within the Rosebank Neighbourhood of the Official Plan (see Attachment #3 - Map 11); the policies for this neighbourhood restrict the development of these lands to the infilling of detached dwelling units and establish a maximum residential density of 17 units per net hectare; the proposed development provides a net density of approximately 17.3 units per hectare, which is over the required maximum density; the City has adopted the Rosebank Neighbourhood Development Guidelines that apply to the subject lands (see Section 3.3); the applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; 3.3 Rosebank Neighbourhood Development Guidelines the Rosebank Neighbourhood Development Guidelines state that new development shall be limited to detached dwellings only and that all new lots shall have minimum lot frontages of approximately 15.0 metres unless the character of the area is such that smaller lot frontages are desirable (see Attachment #4 - Development Guidelines); the applications will be assessed against the Rosebank Neighbourhood Development Guidelines during the further processing of the applications; Information Report No. 05-08 Page 3 3.4 Zoning By-law 2511 I Z Ii \,.- , the subject lands are currently zoned "R4" - Detached Dwelling Zone by Zoning By-law 2511; the existing zoning permits one detached dwelling per lot on a lot having a minimum lot area of 460 square metres and a lot frontage of 15.0 metres; an amendment to the zoning by-law is required to implement the applicant's proposed development. 4.0 RESUL IS OF CIRCULA liON 4.1 Resident Comments - no resident comments have been received to date; 4.2 Agency Comments several agency comments have been received with no objections; 4.3 Staff Comments in reviewing the applications to date, the following matters have been identified by staff for further review and consideration: . ensuring that the proposed development is compatible with, and sensitive to, existing surrounding development and provides appropriate tree preservation; · compatibility with the Rosebank Neighbourhood policies, specifically the maximum density requirement of 17 dwelling units per net hectare of land; . required revisions to the plan to address ownership of abutting lands and to reflect any changes in land acquisition; . compatibility with the Rosebank Neighbourhood Development Guidelines; · ensuring the proposed road design and lotting pattern do not impact on the ability of abutting properties to the north and south to develop in the future; · reviewing supporting technical submissions and reports to ensure that adequate information is provided, that technical requirements are met and that the proposed development design does not impact on the ability of abutting properties to develop in an appropriate fashion; . reviewing the applications in terms of its level of sustainable development components; the Planning & Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public. Information Report No. 05-08 Ci !1 Page 4 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Councilor a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision and/or zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the draft plan of subdivision application is considered for approval, or before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report; 6.2 Information Received full scale copies of the applicant's submitted plan and reports are available for viewing at the offices of the City of Pickering Planning & Development Department including: . the draft plan of subdivision; . Phase I Environmental Site Assessment, prepared by MMM Group Limited, dated November 2007; . Stage 1 and 2 Archaeological Assessment, prepared by Archaeological Consultants and Contractors, dated May 2007; . Preliminary site servicing assessment and grading plan, prepared by MMM Group Limited, dated November 30,2007; the need for additional information and/or addendums to submitted reports will be determined through the review and circulation of the applicant's current proposal; Information Report No. 05-08 Page 5 ~.) r l ~ 6.3 Owner I Applicant Information the owners of the subject lands are Rosebank Properties Inc., Allan & Suzanne Barless, Mark & Karen Mitchell, and Harold & Carol Ferguson; Rosebank Properties Inc. is the authorized agent for the subdivision and rezoning applications. [)o tL{\.- Carla Pierini Planner II I/~\ - l__( \~_..t ~-"'''''-,,_.,.^ CP:ld Attachments Copy: Director, Planning & Development 06 APPENDIX NO. I TO INFORMATION REPORT NO. 05-08 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) Canada Post (2) Hydro One (3) City of Toronto COMMENTING CITY DEPARTMENTS (1) none received to date '70 H':TGF;;Ht 05 -:08 'J '7 l I v --- I WrO- I ~ FRONTiEO~ =1 I \ ~ I C~LR t--- --1 r- f-- II I Z t--- I ~f-- U '\. 0: \ \ \ SUBJE~ rW \ LAND \tv1ILTON ROAD NOT -;0,\ I I ~~~_~~I _~ ~_~ ~- .~ /\ \ -0 \--- 0 . -~--l - GILL MOSS _ , \ \ ---- ~ l 1-- ROAD ~ ----0- - -- @n'TI'\? ! i DRIVE 1--- 51 f/; ;:;:~ I 771"RT== ~:: /. k:/I'vrrOIv.U? }" __~,f// 0~)) " ilIA~~i;;; ~- __ "" --- u ______ City of Pickering Planning & Development Department ----~ PROPERTY DESCRIPTION PART LOTS 79-85, 110, 111, PLAN 350 _____________~-------- ~ -"WNER ROSEBANK PROPERTIES INC. ~~;ATE J..N. 8,_,,00,,- DRA"",,,Y. JB_ I' FILE No. SP-2007-01 & A13/07 SCALE 1 :5000 CHECKED BY CP At D01oSOUrC6S: . ----- -~---- if' fer-onol Ento.rpr;",oa Inc. and ita a....ppliers. All rights Rel!lCHvcd. Not a pion of survey. PN..1 ~ 2005 MPAC and as supplier:l. All rlQhls Reserved. Nc.t 0 plan of Survey. __ 10 -~LL n:: O~ - - f---- f- f---- Z f---- 6 f---- 2 f---- W Cl tc~ ~ v ...,....., @[ji l Wl \ \ ~ I \) / --'0 <:<" ~ 00 Y---" TOVNEVAiE ROAD ) LL I =~ ~-~~IT - - COURT'j- I IF I I f-- f- ~/ ~ f-- f-- U e--1 f-- ~ f--- V f-- n:: U RICK HULL ROSEBANK PUBLIC SCHOOL \ eR", 1___ ~ f- Z W U (f] W n:: U W ~~ DRIVE ~ MEMORIAL PARK <( --' I <( o ~ CIRC[i\ !O"""~ '-~ I r-- '"= ==1-- d A T f-- - ~1 o y CO - o o W --' ~-~ =/ C- II _ ~ MAITLAND DRIVE II "]== I U1 <( - c----- ~~- f- _Z => o -2 -- L ~ ~ f- f--~ T -:L/rI ~f-- -- ~ - II Tt![p --'t---f-- U - '--'-' v g f--~ ~~ o t--- U 2-t--- --~ - ---~ ~ "i=lflilc;~ _ f--;---~~~ ~ L--J u ~ ~~= / l\~t= ~f-11 j" TRAVELLD) COWAN CIRCLE =\ I I I I -~ -- ~J ',;'0 '."...,.'{~. 05 --0 S .t' ~)~ F<';~".~:>,~~,'~ n r) l) () INFORMATION coM'P-iLED FROM APPLICANT'S SUBMITTED PLAN ROSEBANK PROPERTIES INC. SP-2007-01 & A 13/07 I I I I , ~----------------T----------------1 I I I I LOT 77 I LOT 86 I I I ~---------------- I I I f-------- I I I I ~ ~------ Q::: 01 o I ~ .::: o ~ ~ - - - -1- --f15t24 ~ I I I o L-----L--i I LOT 81 I ~ L _ _ _ _ _ _ L _ __ _E: I - - - - -MILTON-RO:(N~ TRAVELLED) ~ I I - ~ l.OT_ _1,l9 2:: 1 '-" 2 2:: 3 ~ 4 ~ 5 ~ I ~ ~ - gj ~ ~ f-----L I I I ~._---- I LOT 76 LOT 78 65.44 '-" '" '>J 15 LOT 79 '" '" '>J 14 LOT '-" '" '>J 58.04 13 80 12 25.38 15.32 N 0; 15.30 15.24 ~ 11 . ~ : 1Q '-" Co '" ;;; 9 en '" '-" m 10.74 I IJ.ILI I..l./L 13.77 13.72 .'" "' en 13.72 13.72 LOT I I I .l. __ I I 109 LOT 108 LOT 87 16 47.69 -------J I I I -------l 55.931 '-" --------1 ~ LOT 84 65.99 '-" '>J '" LOT 85 17 '-" '>J .. 46.62 18 47.95 I -------l 55.931 I -------- ~ - - LOT -83 - i ~ o c ~-_~-_- _- _- _- _- --=1 0::: I~ z -------~ ~ LOT 82 I tx I~ 19 50.40 '-" '>J '" 20 53.10 21 55.51 '>J '" 55.931 ~8 '" '-" ~ 7 '" '-" '-" '-" ~ 6 t; '-" '-" I 13.7 13.7 66; ;.40 =--; .;;;- _~ ~~ ;;;;;- ;;~ ;;;::::;j I 22 ~ -~-~~~~-~-~=~~~~-l '" _ _ __ ___ _i-o.l_ _ _lJ L _j I --------------j I I I -- - - -- --. -.- -- --- --. -- -. -.. .-. --1 I 33.67 23.. "' rn 33.66 I_OT 112 LOT 115 FULL SCAl[ COPllS OF TIff: APPUCANr~') SUBMI1TED PLAN ARE A VAltABLE FOR VIEW/NG A r TH[ CITY OF PICKERING PLANNING &- DEVELOPMENT DePARTMENT. TlflS MAP WAS PRODUCED BY TNE: CITY or PICKERING PLANNING &- DEl'CLOPMENT DEPARTMENT. 'A/rnOJJA7InM ~_ rf'(){)I'lDT eTD'Hr,,," kHACHi\i;r2NT#< 3 TO REPOI~'iiL 05-06 Il q " J\;lAP 11 NEIGHBOURHOOD 1: ROSEBAi'lK I OI(LAHO~ ROUGE: PARK AREA LAKE ONTARIO LEGEND SYMBOLS Il8 IIlII &oz. .... NEW ROAD CONNECTIONS (PROIOOSED) IIlI!WU Ni:fGHBOURHOOD l30UNDARY [!] @ PROPOSED PAf-:'K PARK DETAILED REVIEW AF;:EA ~ I'UB!IC ELEMENTARY SCHOOL LANDS FOf-~ WHICH COUNCIL HAS ADOPTED DL"VELOf"MENT GUIDELINES (REFEI~ TO COMPENDIUlvl DOCUMENT) [~J SEPAI,ATE ELEMENTAllY SCHOOL A [El PLACE OF WORSHIP [~l [(J COMhWNITY CEN1f<[ r-IREHAL L LiBf,ARY [];g SENIOR CENTRE CITY OF PICKERING PLANNING &. DEVELOPMENT DEPARTME.NT DCCEMl3lR, 2005 ~;~~I~L~:"~O~6' ~~0;i ~~ ~~O~ "cg~.IZ~1~Tr61;;K~~1~CT~( OlH[H SCHf.:DULCS AND THE n:KT. INOTE: LAND U-SE-DESIGNA;-O~Sl I APPEAR Ol~ SCHEDULE I I I I I I I L 1 r, IU Rosebank Neighbourhood Section A1 Rosebank Neighbourhood DEVELOPMENT GUIDELINES ROUGE PARK AREA C). ~ 0-<\ .). 0'1) 01,- /\ o LAKE ONTARIO "'/' N ~.________~__.-.-J LEGEND ~DESIGN PRECINCT No.1 ~DESIGN PRECINCT No. 2 ~DESIGN PRECINCT No. J TO ~.".."-,,>rL1'r o'~. {)5 -08 . ..........~ ....__~ ~ 'i,_ ~ ,-, ,",'0: 1 Rosebank Neighbourhood Development Guidelines The fof/owing Rosebank Neighbourhood Development Guidelines were adopted by Pickering Council on January 22, 1996, and amended four times: No.1 on February 4, 1985; No. 2 on October 15, 1991; No.3 on April I, 1992; and No.4 on October 20, 1992. Section A 1.1 As indicated on the map, the Neighbourhood comprises three design precincts. The following provides detailed guidelines for each of these precincts. A1.1.1 Design Precinct No.1 Within Precinct No. I, residential development shall be limited to the provision of single detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of approximately 15 metres and minimum lot depths ranging between approximately 33 metres and 60 metres, unless the character of the area is such that a smaller lot frontage or smaller lot depth is desirable. A 1.1.2 Design Precinct No.2 Within Precinct No.2, residential development shall be limited to the provision of single detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of approximately 15 metres and minimum lot depths ranging between approximately 30 metres and 36 metres. A1.1.3 Design Precinct No.3 Within Precinct No.3, residential development shall be limited to the provisions of single detached and semi-detached dwellings. All new lots created in this precinct for serni-detached dwellings shall have minimum lot frontages of approximately 10..5 metres and minimum lot depths of approximately 30 metres. t"-Jew lots for single detached dwellings shall have the same minimum lot dimensions as new lots in Precinct NO.2. r) l. Call (J~ INFORMATION REPORT NO. 06-08 FOR PUBLIC INFORMATION MEETING OF February 4, 2008 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 12/07 Whitevale Golf Club 2985 Golf Club Road South Part of Lots 29 & 30, Concession 4 (Parts 8 & 9, 40R-18997) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the property is located southeast of the Hamlet of Whitevale (see Attachment #1 - Location Map); - the site has an approximate area of 12 hectares, without road frontage; a golf practice facility has been operating on these lands during the golfing season for the last eleven years, in compliance with the existing temporary zoning by-law; - the property is surrounded by field crops to the north and west, and to the east are valley lands associated with a tributary of the Duffins Creek. 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the zoning by-law to permit the continuance of a Golf Practice Facility for an additional three year period, as was previously approved through Temporary Use By-law 6553/05; Whitevale Golf Club intends to seek a permanent rezoning and official plan amendment with the City of Pickering, to include an extension of the golf club and associated uses to the north, once the location of a Regional arterial road planned near the property has been resolved. Information Report No. 06-08 Page 2 3.0 OFFICIAL PLAN AND ZONING 'I <; 3.1 Durham Regional Official Plan designates the property as Living Area and Major Open Space; golf courses are permitted within these designations provided they are compatible with their surroundings and are sensitive to the environment by minimizing impacts on watercourses, wetlands, groundwater resources or other environmentally sensitive features; a future Regional arterial road connection is proposed through this property to improve east-west connections through Durham Region; Whitevale Golf Club entered into an agreement with the Region of Durham to use the portion of the lands required for the future Regional arterial road connection for use as a Golf Practice Facility which will be transferred to the Region when the road alignment has been determined - this agreement expires July 29, 2008; 3.2 Pickering Official Plan designates the property as Agricultural Areas; this designation does not permit golf courses and associated uses, however, the City's Official Plan policies for temporary use by-laws permit uses that do not conform to the land use policies of the Plan to operate for a period up to three years; 3.3 Zoning By-law 3037 the property is currently zoned "A(T-GPF)" - Agricultural - Temporary Golf Practice Facility Zone under By-law 3037, as amended by By-law 6553/05; this zoning category permits a golf practice facility on a temporary basis until July 29, 2008; an amendment to the zoning by-law is required to extend the golf practice facility use for a further three year period. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no written resident comments have been received to date; 4.2 Agency Comments Toronto and Region Conservation Authority no objections (see Attachment #2); Information Report No. 06-08 'i 11 ! ~ Page 3 4.3 Staff Comments 4.3.1 Temporary Use By-law Provisions Section 15.20 of the Pickering Official Plan identifies that temporary use by-laws may be considered when a use is intended to exist for only a limited amount of time and establishes that prior to enactment of a temporary use by-law, City Council must be satisfied that the use will not prejudice the future development of the lands and the surrounding area; the City's Official Plan policies also establish that City Council may pass temporary use by-laws for a period up to three years to permit a specific use of land whether or not that use conforms to the Plan; the Environment Assessment for the future Whitevale Road bypass will now be incorporated within the Region of Durham's Environmental Assessment for all piped and road infrastructure for the Central Pickering Development Plan Area (Seaton lands) which could affect the land area of the Whitevale Golf Club; a temporary use zoning by-law is appropriate in this instance because it would be premature to consider permanent zoning and official plan amendment until the Region of Durham confirms the location of the proposed Type B arterial road connection between Fifth Concession Road in the City of Pickering and Fourteenth Avenue in the Town of Markham and the numerous environmental assessments have been completed; Staff require comments from the Region of Durham respecting the status of the agreement with the Region for use of a portion of the lands required for a future Regional arterial road connection; the Planning & Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and public. 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Councilor a Committee of Council; if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. Information Report No. 06-08 Page 4 "' s 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received - full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Company Principal - the applicant advises that the President of Whitevale Golf Club is Walter Lemon. ~~ Rick Cefaratti Planner II RC:jf Attachments Copy: Director, Planning & Development t .. I 1 / It:> APPENDIX NO. I TO INFORMATION REPORT NO. 06-08 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) Toronto and Region Conservation Authority - January 8, 2008 COMMENTING CITY DEPARTMENTS (1) none received to date T() '} LA DS SUBJECT 0 ZO ING AMENDM NT APPLlCA TION (A 12/07) EXISTING WHITEVALE GOLF COURSE ~ ! ~ City of Pickering Planning & Development Department PROPERTY DESCRIPTION CON 4, S PT LOT 29,30, RP 40R-18997, PART 1,2 OWNER WHITEVALE GOLF CLUB FILE No. A12(07 DATE DEC. 20, 2007 SCALE 1 :5000 DRAWN BY JB CHECKED BY CP l' o 0 ourCBS: Terenot Enlerprises Inc. end its suppliers. All ri'ilhts Reserved. Not 0 pion of survey. 2005 MPAC and its !liupplicrs. All rights Reserved. Not 0 plan of Survey. PN-RUR ~nnservatron for The Living City 1 g RECEIVED JAN 0 8 2008 CITY OF PICKERING PLANNING &)E'.JELOPMENT DEPARTMENT January 8, 2007 BY FAX AND MAIL CFN 38708,08 X-REF CFN 36646.01 Rick Cefaratti, Planner II City of Pickering One the Esplanade Pickering, ON L 1V 6K7 Dear Mr. Cefaratli: RE: Zoning Amendment Application A 12/07 2985 Golf Club Road Whitevale Golf Course City of Pickering Toronto and Region Conservation Authority (iRCA) acknowledges receipt of the above application. TRCA staff has reviewed the application and offer the following comments. It is our understanding of the application that the applicant is seeking permission to amend the zoning by- law to permit the continuance of a golf practice facility on a temporary basis. TRCA staff previously reviewed and commented on the temporary zoning by-law which was passed in 1999, and subsequent extension applications in 2002 and 2005. In review of the current zoning amendment application under TRCA's Ontario Regulation 166/06, the location of the golf practice facility is not located within the Regulated Area. However, TRCA staff would request review of any further expansion as there is a significant valley feature adjacent to the current facility, In light of the above, TRCA staff have no objection to the proposed zoning amendment application. We trust that this is of assistance. Please contact me should you have any further questions. Yours TrulYr ~ () &~~A.eURPI Planner I Planning and Development Extension 5744 CJ/sm ..w/ Cc; ~evale Golf Course, Owner Steve Heuchert, TRCA f:\home\public\development services\durham r%'/&FJ.l~&~e6~~~M~Y~Jn/69If fjrWJ;;.&oe ,..1'.". J1~\ ''WIII'~ 5 Shoreham Drive, Downsview, Onl:~rio M3N 154 (416) 66'1.6600 FAX 66" -6898 www.lrca.on.ca REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PO 05-08 Date: February 4, 2008 1 () From: Neil Carroll Director, Planning & Development Everett Buntsma Director, Operations & Emergency Services Subject: Request for funding support from Toronto and Region Conservation Authority for Petticoat Creek Watershed Plan Recommendation: 1. That Council receive Report PO 05-08 of the Director, Planning & Development and Director, Operations & Emergency Services, regarding the funding request from Toronto Region Conservation Authority; 2. That Council approve the request for funding assistance; and 3. Further, that the amount of $10,000 be charged to account #2195-2712 as a Joint Funded Environmental Project. Executive Summary: Not-applicable. Financial Implications: 2007 Current Budget - Account 2195-2712 - $10,000 Sustainability Implications: Watershed plans and the resulting strategies are invaluable tools to maintain and enhance the ecological health of the watershed. The plan will identify the current environmental conditions on the lands and the waters in the watershed. A watershed study will provide strategies to preserve, maintain and enhance the environmental sustainability of the rural parts of the watershed. Also, the study will identify strategies to improve the sustainability and mitigate any identified environmental impacts in the urbanized portions of the Petticoat Creek watershed. Background: The Toronto Region Conservation Authority is commencing work on a Watershed Study for the Petticoat Creek watershed. The Study is intended to result in a Watershed Strategy to identify needs and opportunities, and develop an action plan to protect and enhance the watershed resources of Petticoat Creek. Report PO 05-08 February 4, 2008 Subject: Request for funding support from TRCA 2 n for Petticoat Creek Watershed Plan Page 2 Such a plan can include strategies to address, among other matters, erosion and flooding threats to properties and public infrastructure that may be identified in the watershed. Petticoat Creek watershed is the only remaining watershed in Pickering that has not already been studied or is not currently under study. Petticoat Creek watershed is split between the southern portion that is almost fully developed and the northern portion whose lands cannot be developed as they are located within the Agricultural Preserve. The City previously contributed funding to the Duffin Creek and Carruthers Creek Watershed study including preparation of a Management Plan and Implementation program. The request from TRCA is attached and indicates that funding assistance is also being requested from the Town of Markham and the Regions of York and Durham. Staff recommends approval of a $10,000 grant to TRCA to demonstrate Pickering's commitment to its sustainable natural heritage. Funding to meet this request was provided in the 2007 budget and has been secured for this purpose. Attachment: 1. Letter from Toronto and Region Conservation Authority, November 29,2007. 2. Map of Petticoat Creek Watershed. Prepared By: j~~ Steve Gaunt, MCIP, RPP Senior Planner Approved I Endorsed By: ~ Catherine Rose, MCIP Manager, Policy Everett B sma Director, Operations & Emergency Services SG:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering Ci!y Council /. '" Q-'L~CH,'.:~\rr #-1_~;O Ii Jij C 5' (_'< TORONTO AND REG/0Nt:'Y- onserva IO'') for The Living City November 29th 2007 Catherine Rose, Manager, Planning Policy Pickering Civic Centre One Tile Esplanade Pickering, ON, L1V 6K7 Dear Ms. Rose: Further to our meeting last month, when we discussed the merits of developing a watershed strategy for the Petticoat Creek watershed, I am writing to request a funding contribution of $10,000 from the City of Pickering. Funding for this watershed study will include financial contributions from the Regional Municipalities of York and Durham and the Town of Markham. TRCA has also received funding from the EcoAction Community Funding Program to undertake a stewardship program, the Healthy Headwaters Initiative, for the Petticoat Creek watershed. This stewardship project will commence in the New Year and will be complementary to the watershed planning exercise. We are currently working on the terms of reference for this study and the overall study design. Once we have completed internal reviews of these documents, copies will be forwarded to the City of Pickering for review prior to circulation to external stakeholders. It is our intention to have the watershed strategy completed within six months. As discussed, the Petticoat Watershed Strategy will be succinct, building upon the knowledgebase and management recommendations advanced in H:e neighbouring Duffins, Carruthers, and Rouge watersheds. A copy of the Authority resolution to undertake this study is enclosed for your information. If you have any questions regarding this study or the funding request, please contact me. Yours truly, Q I {\ i? :) ~ ,/()c\Jl~?)=y :{)JUJtJ1\. Gary S. Bowen, Specialist DuHins-Carruthers Watershed Spocialist Watershed Management Division GB:ad Ene!. iv1ember of Conservation Ontario ') 5horcharn IJrive, [)ownsview, Ontario M3N '154 (416) 661-6600 fAX (,(,1-(,i3c)(l www.trca.oll.ca ) 1 ..',(p\." q '" ~'w.~ '..'"~,., . ; tl . ')fl I ./ A'iACH:,P'1;1 j ro RE?ORT # ~D (.~ ( &: RES.#A239/07 - PETTICOAT CREEK WATERSHED (Watershed Mgt. Res.#D48/07) Moved by: Bonnie Littley Seconded by: Jack Heath THE MAIN MOTION, AS AMENDED, WAS CARRIED The resultant motion reads as follows: THAT WHEREAS the Petticoat Creek watershed located in the City of Pickering, Region of Durham, is experiencing a number of pressures resulting from urban and near urban pressures; WHEREAS interest has been expressed in developing a plan for the protection of the resources of the watershed; WHEREAS the undeveloped portions of the Petticoat Creek watershed are protected by the provincial Greenbelt designation, Rouge Park and previously by agricultural easements; WHEREAS there are a number of planning requirements to bring official plans into conformity with the Greenbelt designations; WHEREAS Petticoat Creek is geographically situated between the Dufiins and Rouge watersheds and whereas these adjacent watersheds have undergone extensive review in recent years and that it is reasonable to assume that many of the "lessons learned" in those processes may apply to this smaller watershed; THEREFORE LET IT BE RESOLVED THAT TRCA staff be directed to meet with interested councillors and the appropriate senior staff of the Region of Durham, City of Pickering, Region of York and Town of Markham to consider the opportunity of holding a one day forum/meeting to discuss the needs and opportunities and to develop an action plan to protect and enhance the watershed resources of Petticoat Creek within the context of the current planning opportunities and initiatives at the provincial, regional and loeallevel; THAT TReA staff discuss with these persons a cost sklring arrangement to support this effort including, but not limited to, a olle day forum/meeting, including development of any background reports, meeting facilitation and preparation of a strategic action plan/report with recommendations based on the forum outcomes; THAT staff report back within the first quarter of 2008 on these discussions including potential funding arrangements and timelines; AND FURTHER THAT staff provide the Altona Forest Stevvardship Cornrnittee with an overview of the South East Collector and subdivision development projE:)cts in the vicinity of Altona Forest. ;2. (>5 (" <;" . '-:> ') ..~ L._ " HIGHWAY 7 1 I HI~H\f'.:'AY 497 City of Pickering Map 1: Petticoat Creek Watershed "2:]~ LAKE ONTARIO ~ Plannin & Development Department _ Petticoat Creek Watershed ~ ataSources Teranet Enterprises Inc_ and its suppliers All nghts Reserved. Not a plan of survey 2006 MPAC and its su liers. All ri hts Reserved_ Not a Ian of Surve DATE: JAN, 17, 2007 SCALE: 1 :63,734 PN- t") II L" REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PO 06-08 Date: February 4, 2008 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 11/06 Richard Gosling 425 Whitevale Road, Hamlet of Whitevale (Part of Lot 24, Lots 25 to 27, Plan 21) (Parts 5 and 6, 40R-1139) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 11/06 submitted by Richard Gosling, on lands being Part of Lot 24, Lots 25 to 27, Plan 21, City of Pickering, to amend the zoning to permit a bed & breakfast establishment, day spa and restaurant as additional uses on the lands being Part of Lot 24, Lots 25 to 27, Plan 21, City of Pickering, be approved, and; 2. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 11/06, and to remove the "(H)" Holding Symbol preceding the existing "HMC9" zone designation, as set out in Appendix II to Report PO 06-08, be forwarded to City Council for enactment. Executive Summary: The owner proposes to amend the current zoning on the subject property to permit a bed & breakfast establishment, day spa and restaurant as additional uses. The owner intends to restore the existing vacant mill building on-site to accommodate the proposed uses while maintaining the historic character of the Hamlet of Whitevale. The proposal is considered compatible with the Hamlet, proposes acceptable redevelopment and reuse of the existing structure, and conforms to the policies of the Official Plan. To ensure the scale of the proposed commercial uses remain appropriate for a Hamlet setting, floor area restrictions, appropriate parking ratios and specific definitions are included in the draft implementing zoning by-law. The existing "(H)" - Holding Provision in the zoning by-law is no longer required as appropriate processes are in place to ensure that all outstanding technical requirements and interests of the City and Regional Health Department will be appropriately addressed through the associated site plan process. Staff are satisfied that the goals, objectives and design guidelines of the Whitevale Heritage Conservation District Plan can be implemented through the site plan, building permit and Heritage permit processes. Report PO 06-08 Date: February 4, 2008 Subject: Richard Gosling (A 11/06) Page 2 () [ ,,:' It is recommended that the application be approved and that the draft amending by-law be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the approval of the zoning by-law for the proposed uses. Sustainability Implications: This development proposal is an infill project that makes efficient use of a vacant building. The proposal adds to the variety of commercial opportunities in the Hamlet of Whitevale and is within walking distance of homes in the Hamlet. The proposal represents a sustainable approach for the development of the subject lands. 1.0 Introduction and Background The subject property is located at the southwest corner of Whitevale Road and Factory Street within the Hamlet of Whitevale (see Location Map, Attachment #1). The original zoning on the lands permitted a mill, granary and fertilizer establishment, as the existing building on the property was once used as a feed mill. The building has been vacant for numerous years. The owner submitted a previous Zoning By-law Amendment Application in 2000, which was approved by Council, to permit retail uses and one dwelling unit within the existing mill building, and to permit the operation of a small engine repair service from the existing garage in the rear yard. The owner now proposes to further amend the zoning of the property to permit a wider variety of commercial uses including a bed & breakfast establishment, day spa and restaurant. The owner intends to restore the building to accommodate the proposed uses, while maintaining the character of the Hamlet (see Conceptual Site Plan, Attachment #2). 2.0 Comments Received 2.1 At the July 23, 2007 Public Information Meeting Three area residents appeared at the Public Information Meeting to voice their support for the application. One resident raised questions related to the proposed restaurant use and parking (see text of Information Report and Meeting Minutes, Attachments #3 & #4). 2.2 Written Public Submissions on the application One written submission has been received from an area resident. The concerns identified in the correspondence related to: loss of heritage, compatibility of the proposed uses with the Hamlet, parking, grading, and signage (see Attachment #5). The owner provided a list of signatures from residents in the area who support the application (see Attachment #6). Report PO 06-08 Subject: Richard Gosling (A 11/06) ?6 2.3 Agency Comments Toronto and Region Conservation Authority Region of Durham 2.4 City Departments Development Control Fire Services Date: February 4, 2008 Page 3 - property is partially within the Regional Floodplain of the West Duffins Creek; - initial comments provided required changes to the preliminary grading plan to reduce the amount of grading and filling; - the owner has worked with TRCA staff to minimize the amount of filling and grading required within the floodplain to accommodate the proposed parking; - no objection to the proposed uses (see Attachments #7 and #8); the proposal is permitted by the policies of the Durham Region Official Plan; - there are no matters of Provincial interest applicable to this application; - additional information regarding the private well and private waste disposal systems to service the subject property will be required for review and approval by the Health Department (see Attachment #9); - no objection to the proposed uses; - construction management / erosion sediment control, tree preservation, pedestrian access, and utility relocation will be further addressed through the site plan process and associated agreement(s); - a preliminary grading plan was required to address concerns regarding the grading of the parking area on the west side of the property; - a preliminary grading plan has been provided and is consistent with normal parking practises; - additional details will be required as part of the site plan application (see Attachments #10 and #11); - as the existing building has been used as a mill, granary and fertilizer distribution centre, it is recommended that the owner obtain the services of a qualified health official/environmental engineer to ensure that there are no remaining residues or toxins within the building that may lead to unwanted health problems for any persons who frequent or live within the building (see Attachment #12); Report PD 06-08 Date: February 4, 2008 Subject: Richard Gosling (A 11/06) Page 4 () '7 ~'._ c Building Services - the Chief Building Official was forwarded the Phase I Environmental Site Assessment completed for the property in 1994, and advised that the environmental conditions identified on the property can be addressed at the site plan and building permit stages and would not preclude the development of the site (see Attachment #13). No other agency or City department that provided comment has objection to the application. 3.0 Discussion 3.1 The proposed restaurant, day spa and bed & breakfast establishment are considered appropriate uses and comply with the rural settlement policies of the City's Official Plan The property is designated Rural Settlements - Rural Hamlets and Hamlet Commercial within the Whitevale Settlement Area. The policies for the Whitevale Settlement Area encourage opportunities for enhancing the historic village of Whitevale through the introduction of arts and craft studios, custom workshops and small-scale commercial enterprises on suitable sites provided the historic character of the village and the interests of the neighbouring residents are respected. The policies of the Pickering Official Plan also encourage a vibrant rural economy with a wide range of rural uses and activities. The introduction of a wider variety of commercial uses on the property is considered an appropriate use of land and meets the objectives of the Pickering Official Plan for the rural area. This proposal demonstrates an adaptive re-use of existing building stock in the Hamlet, introduces commercial enterprises to serve the residents of Whitevale and the surrounding area, and will support tourism in the Hamlet. 3.2 The owner intends to redevelop the site in accordance with the goals and objectives of the Heritage Conservation District Plan The existing building on the property is not identified as having any particular heritage attributes in the Whitevale Heritage Conservation District Plan as the original brick mill building was destroyed by fire in 1961. However, due to the property's location within the core of the Hamlet, the building is a well-known landmark in the community and contributes to the streetscape and character of Whitevale since it has stood virtually unchanged for over 40 years. Staff have reviewed this application in the context of the goals, objectives and design guidelines of the Whitevale Heritage Conservation District Plan and are satisfied that the intentions for the site are in accordance with this Plan. Report PO 06-08 Date: February 4, 2008 Subject: Richard Gosling (A 11/06) Page 5 j", (~. !~ I': The owner previously consulted with Heritage Pickering regarding the redevelopment of the site, and will be required to obtain a Heritage Permit for any alterations to the building or site. The submission and approval of a site plan application will also be required to address site-specific issues such as landscaping, parking, building and fire code concerns, and aesthetics. 3.3 Minor filling within the floodplain to accommodate on-site parking is acceptable to the Conservation Authority The site is immediately adjacent to the West Duffins Creek and lies entirely within the Toronto and Region Conservation Authority's (TRCA) Fill Regulation Area. Initial comments provided by TRCA staff on this application requested further details regarding any proposed grading and filling necessary to accommodate on-site parking. The owner has spent a significant amount of time working with TRCA staff to develop a grading plan which minimizes the amount of filling and grading within the floodplain. TRCA staff have recently provided favourable comments on the grading plan and have indicated they have no objection to the proposed additional uses. The owner will be required to satisfy any additional requirements of the TRCA and obtain a Fill permit through the site plan or building permit processes. 3.4 Floor area restrictions and parking requirements are to be established in the zoning by-law to limit the scale of the proposed uses, however, the extent of uses operating concurrently from the site will be directly dependant on the parking and private services available to support the uses Floor Area Restrictions To ensure that the scale of the commercial uses remain appropriate for a Hamlet setting, it is recommended that the size of the restaurant, day spa and bed & breakfast uses be limited through the establishment of appropriate definitions and floor area restrictions in the amending zoning by-law. These restrictions are necessary to prevent overdevelopment of the site and to control the size of any one use. The existing mill building is quite large (approximately 930 square metres in size) and could accommodate commercial uses at a scale out of character with the Hamlet environment. The floor area restrictions are also required to reduce the amount of parking generated by each use. Available on-site parking is limited due to the location of the septic bed and the floodplain of the West Duffins Creek. It is recommended that the restaurant use be restricted to the ground floor of the building, to a maximum gross leasable floor area of 200 square metres, and that the restaurant be classified as a "Restaurant - Type A" which permits eat-in or take-out but does not permit a drive-thru. It is further recommended that the day spa use be restricted to one establishment with a maximum gross leasable floor area of 300 square metres, and that the bed & breakfast establishment be limited to a maximum of 3 guest bedrooms. Report PO 06-08 Date: February 4, 2008 Subject: Richard Gosling (A 11/06) Page 6 r) () ./ Parkinq Due to the location of the existing septic system at the rear of the building, the topography of the site, and the limit of the floodplain for the West Duffins Creek, vehicle parking on the site is restricted. A preliminary grading plan for the property has been prepared by the owner which outlines a conceptual parking layout for 24 on-site parking spaces. The plan locates the majority of parking on the west side of the mill building, with limited parking in the front yard and east side yard. Four additional parking spaces are shown along the eastern lot line of the property with access from Factory Street. Appropriate parking ratios will be established in the amending zoning by-law for each proposed use to ensure that sufficient parking is available on-site, while not imposing on the streetscape or character of the Hamlet. A parking ratio of 5 spaces per 100 square metres of floor area is considered appropriate for the proposed restaurant and day spa uses. A minimum of one parking space for each guest room associated with a bed & breakfast establishment will be required. It is expected that some sharing of parking will occur between uses. For example, if a day spa and restaurant operate from the building at the same time, it is expected that patrons visiting the day spa would likely be patrons of the restaurant. The total number of parking spaces required on-site and the final parking layout for the site will be determined and approved through the site plan approval process. Tree preservation, landscaping and heritage design principles will be incorporated into the final parking design to enhance and maintain the historic character of the area. Variety of Uses The proposed amendments to the zoning by-law will result in a broader range of permitted uses for the property as the proposed bed & breakfast establishment, day spa, and restaurant uses are to be included as additional uses to the dwelling unit, retail store and small implement repair shop currently permitted under the zoning by-law. Although the variety of uses permitted will increase, the extent to which the building can be used will be directly related to the capacity of the private services and parking required to support the uses. The owner will be required to provide details of all proposed occupancies for review and approval through the site plan and building permit processes. Appendix I provides a summary of the currently permitted and recommended additional uses for the property, and the associated floor area and parking restrictions for each use. Report PO 06-08 Date: February 4, 2008 Subject: Richard Gosling (A 11/06) Page 7 '5 Cl 3.5 All development matters concerning the City and Regional Health Department will be addressed through future development applications In order to facilitate the conversion of the existing mill to accommodate the proposed uses, formal development applications such as a site plan application and building permit will be required. Staff are satisfied that the City's interests regarding the redevelopment of this site will be protected through the conditions of approval of these future applications. It is recommended that the existing U(H)" - Holding Provision be removed from the zoning by-law, as this provision is no longer deemed necessary. The following technical matters will be addressed through the site plan or building processes, without the need for a U(H)" - Holding Provision: Environmental Assessment The Fire Prevention Officer expressed concern with respect to the previous use of the building and has recommended that the owner obtain the services of a qualified health official/environmental engineer to ensure that there are no remaining residues or toxins within the building that may lead to unwanted health problems for any persons who frequent or live within the building. A Phase I Environmental Site Assessment (ESA) was undertaken in 1994 indicating that any adverse environmental conditions identified on the property (which were quite minor) can be addressed at the site plan and building permit stages of the development. The City's Chief Building Official was forwarded the ESA and confirmed that the environmental conditions identified would not preclude the development of the site. The owner of the property has been advised that additional assessments/studies may be required through the site plan and/or building permit process to verify the current conditions on-site, and that all alterations to the building must be completed in full compliance with the Building Code and Fire Regulations. Odour Control The addition of a restaurant use within the building may require some form of odour control as the property is in close proximity to existing residential dwellings. Cooking ventilation systems may be required to incorporate an appropriate odour extraction mechanism sufficient to ensure that resulting exhaust is substantially odour free and will not affect surrounding residents. The need for an odour control system will be reviewed, and subsequently approved, through the site plan and building permit processes. Report PO 06-08 Date: February 4, 2008 Subject: Richard Gosling (A 11/06) Page 8 7 1 J,\ I ,J Private Services The Region of Durham Health Department will need to be satisfied that the property can support the operation of the proposed uses in terms of providing adequate potable water and a satisfactory private sewage disposal system. Further details of the proposed commercial operations including total daily design sewage flow, and details of the private sewage disposal system including prime and reserve area allocation are required. The owner will be required to satisfy any requirements of the Health Department and any conditions imposed. 4.0 Owner's Comments The owner is aware of the recommendations of this report and concurs with the recommendations. APPENDICES: APPENDIX I: Summary of Existing and Recommended Uses with Associated Floor Area and Parking Requirements APPENDIX II: Draft Zoning By-law Amendment Attachments: 1. Location Map 2. Applicant's Conceptual Site Plan 3. Text of Information Report 4. Minutes from July 23, 2007 Statutory Public Information Meeting 5. Resident Comment - Gord and Anna Wilson 6. Signature List 7. Agency Comments - TRCA (October 24, 2007) 8. Agency Comments - TRCA (January 7,2008) 9. Agency Comments - Region of Durham Planning Department 10. City Department - Development Control (July 19, 2007) 11. City Department - Development Control (October 3, 2007) 12. City Department - Fire Services 13. City Department - Building Services Report PO 06-08 Date: February 4, 2008 Subject: Richard Gosling (A 11/06) z 1\ " ,( Page 9 Prepared By: Approved I Endorsed By: --\ 1 j / '- " ....."".~" I. .' pp mng & Development i l . '--_ / (\/ L. C.)" Carla Pierini Planner II CP:ld Attachments Copy: Chief Administrative Officer Directors Recommended for the consideration of Pickering City Council /1 " APPENDIX I TO REPORT PD 06-08 7,7, .....i ' ' Summary of Existing and Recommended Uses with Associated Floor Area and Parking Requirements Currently Floor Area Restrictions Parking Requirements Permitted Use Dwelling Unit - maximum 1 unit - minimum 2 spaces Retail Store - maximum gross floor area of 400 m2 - 3.0 spaces / 100 m2 - limited to the ground floor only of g.l.f.a* Small Implement - conducted from an accessory - 3.0 spaces / 100 m2 Repair Shop structure only of g.l.f.a Recommended Floor Area Restrictions Parking Additional Uses Requirements Bed & Breakfast - maximum of 3 guest bedrooms - 1 space for each Establishment guest bedroom Day Spa - maximum 1 day spa use - 5.0 spaces / 100 m2 - maximum g.l.f.a of 300 m2 of g.l.f.a Professional - permitted only as a component of a - refer to day spa Office day spa use requirement Restaurant - - maximum g.l.f.a of 200 m2 - 5.0 spaces / 100 m2 Type A - limited to the ground floor only of g.l.f.a *g.l.f.a = gross leasable floor area "7 Ii i-.... i.t ~; APPENDIX II TO REPORT PD 06-08 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 11/06 F PICKERING .7, f~ ,,) '- BY-LAW N :'tr. t; Being a By-law to amend Restricted Area (Zoning) By-law 3037, as amended by By-law 2677/88, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 24, and Lots 25, 26 & 27, Plan 21 (Parts 5 and 6, 40R-1139), City of Pickering. (A 11/06) WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to amend the existing zoning of the subject property to permit a bed & breakfast establishment, day spa and restaurant as additional uses within the vacant heritage structure; AND WHEREAS an amendment to the existing zoning of the subject property to remove the "(H)" Holding Symbol preceding the hamlet commercial zoning is deemed appropriate; AND WHEREAS an amendment to By-law 3037, as amended by By-law 2677/88, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. TEXT AMENDMENTS (1) Section 4. DEFINITIONS of By-law 2677/88, is hereby amended by adding the following definitions and re-alphabetizing and renumbering the subsections (1) to (20): (4) "Bed & Breakfast Establishment" shall mean an establishment that provides sleeping accommodation (including breakfast and other meals, services, facilities and amenities for the exclusive use of guests) for the traveling or vacationing public in up to three guest rooms within a building or part of a building that is the principle residence of the proprietor of the establishment; (10) "Day Spa" shall mean a building or part of a building in which beauty and aesthetic treatments are provided, such as hair removal, make-up application, cosmetic tattooing, massage therapy, and weight loss treatments, but shall not include a body rub parlour, and shall not provide over night accommodations; (15) "Restaurant - Type A" shall mean a building or part of a building where food is prepared or offered or kept for retail sale to the public for immediate consumption on or off the premises; ?) h R'AF11 0- f1- m (2) Section 5.(2)(a) Uses Permitted ("HMC7" Zone) and Section 5.(2)(b) Zone Requirements ("HMC7" Zone) of By-law 2677/88 are hereby removed in their entirety. (3) Section 5.(8)(a) - Uses Permitted ("HMC9" Zone) of By-law 2677/88, is hereby amended by adding the following subclauses and re-alphabetizing and renumbering the subclauses (i) to (vii): (i) bed & breakfast establishment; (ii) day spa; (iv) professional office; (v) restaurant - type A; (4) Subclause 5.(8)(b)(viii)D of By-law 2677/88, IS hereby repealed and replaced as follows: D Subsections 5.19.2 a), 5.19.2 b), 5.19.2 d) and 5.19.2 k) of By-law 3037, as amended, shall not apply to the lands designated "HMC9" on Schedule I. (5) Section 5.(8)(b)(viii) PARKING REQUIREMENTS of By-law 2677/88, IS hereby amended by adding the following subclauses after subclause D: E Where a parking space abuts the Whitevale Road allowance a minimum 2.0 metre landscaping buffer shall be provided; F Despite clause 2.2.1 of By-law 3037, the minimum two-way traffic aisle width shall be 6.0 metres; G There shall be provided and maintained on the lot a minimum of 5.0 parking spaces per 100 square metres of gross leasable floor area for any day spa and restaurant - type A; H There shall be provided and maintained on the lot a minimum of one parking space for each guest room associated with a bed & breakfast establishment; (6) Section 5.(8)(b)(ix) SPECIAL PROVISIONS of By-law 2677/88, is hereby amended by adding the following subclauses after subclause (f): (g) The gross leasable floor area of all restaurant - type A uses shall be limited to a maximum of 200 square metres on the ground floor only; (h) A maximum of one day spa use shall be permitted with a maximum gross leasable floor area of 300 square metres; (i) Despite Section 5.(8)(a) of this By-law, a professional office shall only be permitted as a component of a day spa use, and shall be included in the gross leasable floor area calculation for the day spa use; - 3 - z C} Jl (7) Section 5.(8)(b)(x) REMOVAL OF "(H)" HOLDING SYMBOL of By-law 2677/88, is hereby removed in its entirety. 2. SCHEDULE AMENDMENT Schedule "I" to By-law 2677/88, is hereby amended by removing the "(H)" Holding Symbol preceding the "HMC9" zone designation on the lands being Part of Lot 24, and Lots 25, 26 & 27, Plan 21 (Parts 5 and 6, 40R-1139) as set out on Schedule "I" attached hereto. 3. BY-LAW 3037 By-law 3037, as amended by By-law 2677/88, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Section 1 above, and as set out on Schedule "I" attached hereto. Definitions and subject matter not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3037, as amended. 4. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act. BY-LAW read a first, second and third time and finally passed this ,2008. day of David Ryan, Mayor Oebi A. Wilcox, Cffy Clerk -',", 0 ,~ I~ ~ 23.0 HMR3 -4-4l,g WHITEVALE 70,1 lJI.6 ~ HMR3 109.7 HMR3 76.2 - 0 ~ <t: 0 cr 73.1 SCHEDULE I TO BY-LAW 2677 /88 AMENDED BY BY-LAW 29 00 AMENDED BY BY-LAW.~ . 39 02 AMENDED BY BY-'x~lxx 08 PASSED THIS DAY OF 2008 G ROAD 147. G C) c -"" -"" -=z- V'\ ~ .., . HMR:' ~[ 60.9 2.' '" HMC9 ~ in ~ G l' IV ~ '" ~ c> 70 '" '" /'-. !Ti/C::W'!1 #_~TO , __..! f'l.:. Q'lf' - 0 _,~~~,_, .!JL!....__ ~_,..._._ '. 7 q' ", I ....) -' I Cl o cr: ---- -~ 01 WHITEVALE U .L f- a: o z -"- I STRFFT l I \ -----c- f- (f1 \ III 'H H' IN l<-' ~) "7 :i:: I -1 -1 ::2' f- 1 UJ I I p~UBJ~ ROPE 1Y ~ I \ I~ ~ 1 \ \ \ ROAD - - -- "- I-l '" L---/ I o <( o a::: WH TEV ALE m =:J _J U -- ----- ~~ Lc -j o Cl I -------------- ---~---I---- -- -----------------.---- -- ---------- -----~--- - - Planning & Development Department .---------------------------------- -------.--- -------.- PROPERTY DESCRIPTION PART OF lOT 24, LOTS 25 TO 27, PLAN 21 M PARTS 5 & 6, 40R-1139 :~~: R:~~~~NG---U~U_-_U 1 :~::E ~,::~2' 2007 :::~E:Y}"CP go~~:tCE~~erprillell Inc. cnd it. suppliers. All rif,;]hta Resorved. Not 0 ~~--:;-:u"'ey. ---- -- PN-RUR 2D05 MPAC and its suppliers. All !iQhts Resen'ed. Not 0 plan of ~~v_':Y...:._____ __ __ ---- City of Pickering l' '" 4 c! L . i Q~~~._"-- .. INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 11/06. R. GOSLING WHITEVALE ROAD .( ('--;; ( ~ ~I -R(P'.",,0 II G.~.lV::L :lR:vt'.JiA r :DC( cr II CRAWL -1 ~ ! II , 18 ! 19 20 II I'" I Y'F.11-- . r- ,:' !----, i- ----:-' W -t::r - +.1=; I .i~~. ~ W ~/', ~ .\:., , _ _ I. r~~l~ $.:( I _ '~Jd:;ALI =".,.. l;,.l1: "', "a _ iL'r r, J I Jill ,C\>C'l" cr: ~_J.. _ ~. ,~,-~;--~.L,_;~._~. . ~j\.+:i~~l'CL';;.'~, t) ---1'--- V~...;.60-tlG7.22---..J I -I.. " u_" >- ; >M:LL60 ..../ :'-~"/"'E'T::OI.:.';'~~i-C. ' \...., ..... ....' P/\RT 5 PLAIJ 40i')1-r:',9 ., ....0 ~ _/; ,i;;,1 a: . I 1.. .: EO r- ~) ((~l gr- I /'~--', r~~ 0 SEPTIC ( l,;""'-.I I ~ FIllD r\ ~ p\ LL ,.1' 7~--"'~, ~(~---J ,-----~ ~~~\,~~l~t';"rl -~f",:~\ ~Yr~ I C<s>,q~) ~-~/~~i;.q...',~~_.- ~~\~~:j ,J. ~ .~~~J --I ~-~ GUm i~,_:CsJ' i ~ T ." ~ ..:-~:" -- -..:',".,...-;... '.~.:.'.~ <;/'ZI ';'.:~:;:', -- '~.' . "('r'-''''' '... :.t.,".",. ::\, ., >.' t- V ',it 'N I'- CD EXISTING 1 STOREY GAH,AGE THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION AND SUPPORT SERVICES SECTION, JUNE 18,2007. :,:'_,n # 3 TO t PD_ of}-o8_,__, 4 '1 INFORMATION REPORT NO. 06-07 FOR PUBLIC INFORMATION MEETING OF JULY 23, 2007 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 11/06 Richard Gosling 425 Whitevale Road Part of Lot 24, Lots 25 to 27, Plan 21 Parts 5, 6, 40R-1139 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the property is located at the southwest corner of Whitevale Road and Factory Street; a property location map is provided for reference (see Attachment #1); a building known as the Whitevale Mill and a detached garage currently exist on the property; the property is within the Whitevale Heritage Conservation District; the West Duffins Creek abuts the western portion of the property. 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the current zoning of the property to permit a bed & breakfast, day spa with associated retail sales and a restaurant as additional uses; the existing buildings on the lot are to be maintained, and the applicant is proposing to accommodate the proposed uses within the Whitevale Mill building; a site plan showing the existing buildings on the property and conceptual parking layout is provided for reference (see Attachment #2). Information Report No. 06-07 4? r:~ :J ._._2_"~,",, PL_.Q~~...,.,....,.. H Page 2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan identifies the subject property as being designated "Rural Settlements - Hamlet" Rural Settlements permit commercial, residential, and employment developments serving the needs of the surrounding areas; the proposal appears to conform to the Durham Region Official Plan; 3.2 Pickering Official Plan identifies the property as being designated "Rural Settlements - Rural Hamlets" and Hamlet Commercial within the Whitevale Settlement Area; Rural Hamlet areas permit a variety of uses including residential, employment, commercial, community, cultural and recreational uses; the Whitevale Settlement policies encourage opportunities for enhancing the historic village of Whitevale through the introduction of arts and craft studios, custom workshops and small-scale commercial enterprises on suitable sites, provided the historic character of the village and the interests of neighbouring residents are respected; the adopted heritage district guidelines and heritage district permit process apply to development within the Whitevale Heritage Conservation District; Schedule III to the Pickering Official Plan - "Resource Management" identifies the western portion of the subject property as being within a Shoreline and Stream Corridor area; the applicant's proposal will be assessed against the policies and the provisions of the Pickering Official Plan during the further processing of the application; 3.3 Zoning By-law 3037 the subject property is currently zoned "(H)HMC9" - Hamlet Commercial Zone by Zoning By-law 3037 as amended by By-laws 2677/88 and 5629/00; a Site Plan Agreement must be entered into between the City and the owner of the property prior to the removal of the "(H)" - Holding symbol preceding the existing "HMC9" zoning; the "HMC9" zoning permits a dwelling unit, retail store and small implement repair shop; a zoning by-law amendment is required to permit the proposed additional uses on the property. Information Report No. 06-07 3 ~.Q8 Page 3 (17., 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no comments or objections received to date; 4.2 Agency Comments no comments or objections received to date; 4.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: · ensuring that the proposed development is compatible with, and sensitive to, surrounding lands; · the adequacy and location of on-site parking to support the proposed uses; · whether any floor area limitations may be required for the additional uses proposed by the applicant; . review of any flood control requirements; · the impacts of the proposed uses on the existing private sewage system; · ensuring that the application be reviewed in consultation with Heritage Pickering, and ensuring that the change of use for the existing building meet all necessary fire protection, health standards and building codes. the Planning & Development Department will conclude its position on the application and its design after it has received and assessed comments from the circulated departments, agencies and public; the Heritage Pickering Advisory Committee has been previously consulted on this proposal; any alterations to the building will require a Heritage District Permit in addition to other City approvals, including Site Plan Approval. 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council and/or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed zoning by-law amendment application, you must request such in writing to the City Clerk; Information Report No. 06-07 4 ,1 3 O~r c€J Page 4 if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the application at the time of writing the report; 6.2 Information Received a copy of the applicant's submitted plan is available for viewing at the offices of the City of Pickering Planning & Development Department. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Carla Pierini Planner II Lynda Taylor, Me/p, RPP Manager, Development Review CP:ld Attachments Copy: Director, Planning & Development -3 . 66.-of. . r Zf, I., APPENDIX NO. I TO INFORMATION REPORT NO. 06-07 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date Lf 010 -De, Excerpts from Council Meeting Minutes Cit'f 0# 46 Monday, July 23,2007 7:30 PM Council Chambers (I) ADOPTION OF MINUTES Moved by Councillor Johnson Seconded by Councillor Dickerson Council Meeting Minutes June 18, 2007 In Camera Council Meeting Minutes June 18 and 25, 2007 CARRIED (III) COMMITTEE REPORTS a) REPORT PO 2007-04 OF THE PLANNING & DEVELOPMENT COMMITTEE 1. INFORMATION REPORT NO. 06-07 SUBJECT: Zoning By-law Amendment Application A 11/06 Richard Gosling 425 Whitevale Road Part of Lot 24, Lots 25 to 27, Plan 21 Parts 5. 61 40R-1139, City of Pickerinq A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to an application submitted by Richard Gosling for property municipally known as 425 Whitevale Road. Ross Pym, Principal Planner - Development Review gave an outline of the requirements for a Statutory Meeting under the Planning Act. He noted that if a person or public body does not make oral or written submissions to the City before a by-law is passed that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. Carla Pierini, Planner provided a brief overview of Zoning Amendment Application A 11/06. 1 'I 00-06 Excerpts from Council Meeting Minutes Monday, July 23, 2007 7:30 PM Council Chambers 47 , Richard Gosling, the applicant, appeared before Council and outlined what he had completed to the property and what he was planning. He noted that he has complied with the heritage significance while upgrading the property. He stated that his plans were to keep traffic flow to a minimum and to work with area residents during the project. He stated that he was not trying to maximize the uses on the property but was trying to complement the site and the Whitevale area. Jim Thompson, 437 Churchwin Street, Whitevale, appeared before Council in support of the application but requested clarification on the size of the restaurant; whether the restaurant was just for the spa clients or would it be open to the public and whether the restaurant would have a liquor licence. Mr. Thompson also noted that he would like to see the parking area as far from the road as possible and questioned whether the applicant would considering leasing the property on the north side of the road for overflow parking if it was available. Tommy Thompson, 3181 Byron Street, appeared before Council in support of the application and stated that he felt the improvements to this building have improved the look of the village. Melanie Glassford, 3175 Factory Street, appeared before Council in support of the application. A question and answer period ensued. 2 Carla Pierni, Planner II Planning Department City of Pickering 5 O~y oB 5 July 2007 4B Concerning: Zoning By-law Amendment Application - A 11/06 - Hamlet of Whitevale Thank you for notice of this application and the Public Meeting 23 July, and for taking my phone call to you on 28 June concerning the City's planning definition of 'day spa'. HERITAGE: The present mill structure sits exactly upon the foundation of the original brick mill. Over 150 years ago, the original alterations to site elevations for the planned mill foundation and its water powered operation were made. It was the original mill setting and how we see it today. The proposed plan, with its modern, idealized suburban concrete curbs, appears inappropriate to a rural, heritage-designated village like Hamlet of Whitevale. PROPOSED USES; The proposed use of the T. L. Wilson Feed Mill building as a 'spa' seems oddly out of character to this village - to the mill and to the surrounding food producing lands, which, together form the village's historic legacy. As a restaurant, there are no details given on which to make constructive comment. Neither the type - size - proposed hours of operation - whether to be licensed or not are mentioned. A bed and breakfast - restaurant operation might prove feasible if residents of the village should agree to change Whitevale from a residential neighbourhood to a tourist destination. PARKING: We have a concern about adequate parking especially as the village lost 2/3rds of its parking when Premier Harris sold the north mill property. In addition, the absentee landlord opposite, on the north mill property, has effectively prevented public parking on the public road allowance. Because of that, on occasion, people presently stopping at the chip wagon, crowd the narrow main road at the bridge. Fortunately, public safety concerns have not been proved. The plan accompanying the application appears to assume the Mill property is flat. In fact, it has abrupt changes of elevation and the number of parking spaces shown cannot actually fit the site as represented. If this plan were approved and implemented as it is, the topography of the site would need to be significantly changed and so, alter the classic face of downtown Whitevale. As it is, parking seems inadequate for the proposed uses. Parking requirements will be better understood when the scale of all the operations proposed are better defined. . SIGNAGE: If an enterprise wishes to erect a business sign (respectful of Whitevale's heritage) is a sign permit required or will the present practise of posting signs everywhere continue? We submit these comments now as we will be unable to attend the public meeting 23 July. If available, we would appreciate receiving minutes of the meeting. Thank you for the opportunity to comment. Sincerely Gordon and Anna Willson, 455 Whitevale Road, Whitevale Ontario. LOH 1MO Ph: 9052941812 (0 fX>-OB PROPOSED Zoning By-Law Amendment A 11/06 4Q To amend the existing zoning on the subject property to permit a bed & breakfast, day spa with associated retail sales and a restaurant as additional uses. A public information meeting will be held on July 23,2007 at 7:30pm I Su Name / Q.l'lC:' 1:7.1 // __ '/_ Ii::. ~l .t' t::.~ ....."'.. ort the above amended rezonin '-1 ~' k t ,- \ ,\p..,~..~:\ ~ I........ j r' jr , jS'tL~ ?'Z_~s~~----_s:_--::___ _~ UJ r1/tUJJ;/.;V -' '-.......... 105 2c{Lf - '':;JW< /\, qo \" J-m--13!f'; fa ol,-08 [~ (1 ~j '.~ PROPOSED Zoning By-Law Amendment A 11/06 To amend the existing zoning on the subject property to permit a bed & breakfast, day spa with associated retail sales and a restaurant as additional uses. A public information meeting will be held on July 23,2007 at 7:30pm I Su ort the above amended rezonin Name Address osed for 425 Whitevale Rd. Phone # Signature IVO 1 tl/hv '$(J AjY-fl1l'!1Lt If (; 'J :l) II r F V/!Ll' !:iu ""~ N h: V''\'''v ~'-' "<.\ ,.t>:.>.J. 3 \<-\~ G.\)L~ C Lv..G. Q, \.~ C-i.:~S Lq~J, " cTJ.(,c\ 't) \ rf\ I ,(eeVl1av\ .'A+LI\ ..:5 14v~ (;c.~~ C L-\j.!;' G Sb"7 LJH rrC-VAU::KT) qD5,1 C{Y<2 7,~3 / ., .r-'Ol Vlv1hl ~C\{i\.\e ec~ l()S'-J-\ -)Z) -I-) SU.x:;,.,.! (.~~:!...Lc:.,-",j'-- it:; ob-08 PROPOSED Zoning By-Law Amendment A 11/06 / .."? / ~~ ~. '1 ...,! To amend the existing zoning on the subject property to permit a bed & breakfast, day spa with associated retail sales and a restaurant as additional uses. A public information meeting will be held on July 23,2007 at 7:30pm 4 I Su ort the above amended rezonin ro Name tf~ M,/.:.: " ' ~/ ddres~ r:,,' lJl/ v V ( '1 'I /Jk::foM /C/O (.i.<:: N 57"AN II'/-! <g'7$lJ....H-\ 1\e:u~L6 Ru /' " '/1t1CK 0 UNI\ {<II f1r p..-:>> . J~qb" b 00-08 [\ r) ,-.' 4 PROPOSED Zoning By-Law Amendment A 11/06 'f J)~ I -' / '-/ ' I To amend the existing zoning on the subject property to permit a bed & breakfast, day spa with associated retail sales and a restaurant as additional uses. A public information meeting will be held on July 23, 2007 at 7:30pm I Su ort the above amended rezonin Name Address osed for 425 Whitevale Rd. Phone # Signature .- \) ,JOe.. k:LV\. ((0 340 llJh,-tf'utJ-t I, YfGJ 7~G-i1':;)C; ,.~~ C[) ... OP:~Q8 PROPOSED Zoning By-Law Amendment A 11/06 '1 . .f /"7 ~" "U ~J l ,- -7 i." 1.~1 .....1 < To amend the existing zoning on the subject property to pemit a bed & breakfast, day spa with associated retail sales and a restaurant as additional uses. A public information meeting will be ~ticl on July 23,2007 at 7:30pm I SUa. ort the above amended rezoning proposed for 425 Whitevale Rd. ~_~ Name Address Phone # _ S,:IU~C '.' t~\\ Cf\Bn-IM I~~ ""~Irn(\(& I'b, 905 4'12.1(;<7 'V~-t~ \~v/ WV[(' k" V. t..--- ~ r..---. --- l L r~ onserRvaNtron for The Living City 7 06-08 , " ~ ,1 ....j October 24,2007 RECEIVED OCT 3 1 2007 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT CFN 38708.04 XREF CFN 37736.08 BY FAX AND MAIL Carla Pierini Planning & Development Department Pickering Civic Complex City of Pickering One the Esplanade Pickering, ON L 1 V 6K7 Dear Ms. Pierini: RE: Zoning by-Law Amendment A 11/06 Richard Gosling 425 Whitevale Road City of Pickering Toronto and Region Conservation Authority (TRCA) staff has reviewed following plans for a zoning amendment on the above referred property: Drawing Number GR-1, Grading Plan, dated July 2006, prepared by Politis Engineering Ltd., received September 20, 2007 Background The subject property is located at 425 Whitevale Road, east of Altona Road, in the City of Pickering. It is our understanding that the applicant is requesting permission to amend the zoning by-law in order to permit a bed & breakfast, day spa and associated retail. As the subject property is partially located within the Regional Floodplain, TRCA staff has been in discussion with the applicant regarding conversion of this site. Floodplain Management The current grading plan shows filling and grading within the Regional Floodplain. TRCA's policies do not support these activities within the floodplain. As per discussions that took place at TRCA's office on March 7,2007, TRCA staff informed the applicant that there should not be any filling or grading within the floodplain. However, we would review minor filling if the works were necessary to accommodate parking. After a review of the grading plan, TRCA technical staff has determined that the filling and grading proposed are not minor. Ontario Regulation 166/06 The subject property is located within a Regulated Area. In accordance with Ontario Regulation 166/06 (Development, Interference with Wetlands and Alterations to Shorelines and Watercourses), a permit is required from the TRCA prior to any development, if in the opinion of the authority, the control of flooding, erosion, dynamic beaches or pollution or the conservation of land may be affected by the development. f:\home\public\developmenl services\durham region\pickering\425 whilevale_zoning_1.doc Member of Conservation Ontario "@ ~IN~'" 5 5!lOreham ["'ive. Downwiew, Or,tario M3N 154 (4'J6) 661-6600 FAX 66"'-689(', WWW.lrca.O' 'a 7 Ob -06 Ms. Pierini -2- October 24, 2007 C' r ,:j l..~ Development is defined as: i) the construction, reconstruction, erection or placing of a building or structure of any kind, ii) any change to a building or structure that would have the effect of altering the use or potential use of the building or structure, increasing the size of the building or structure or increasing the number of dwelling units in the building or structure, iii) site grading, iv) the temporary or permanent placing, dumping or removal of any material, originating on the site or elsewhere. Recommendations In light of the above. TRCA staff cannot support this application until such time that we are satisfied with the grading plan. Please resubmit the grading plan to reflect the above noted changes for TRCA's review and approval. We trust that this is of assistance. Please contact me should you have any further questions. o rsTrUIY'~ nnon cNeill BA, BURPI Planner I Planning and Development Extension 5744 CJ/sm -Rf Cc: Richard Gosling, Owner Steve Heuchert, TRCA f:\home\public\development services\durham region\pickering\425 whitevale_zoning_1.doc B 06-08 ~o;rse?vifiiOn for The Living City January 7, 2008 [, 6, '>,...J ,. I CFN 38708.04 XREF CFN 37736.08 BY FAX AND MAIL Carla Pierini Planning & Development Department Pickering Civic Complex City of Pickering One the Esplanade Pickering, ON L 1V 6K7 RECEIVED JAN 0 7 2008 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT Dear Ms. Pierini: RE: Zoning by-Law Amendment A 11/06 Richard Gosling 425 Whitevale Road City of Pickering . Toronto and Region Conservation Authority (TRCA) staff has reviewed further plans for a zoning amendment on the above referred property.. Further to our letter dated October 24, 2007. TRCA staff has worked with the applicant to minimize the amount of filling and.grading within the floodplain. As such, TRCA staff has no further concern with this proposal. Recommendations In light of the above, TRCA staff have no objections to the proposed zoning amendment for 425 Whitevale Road. We trust that this is of assistance. Please contact me should you have any further questions. Yours Truly, · ~~on McNeill Planner I Planning and Development Extension 5744 CJ/sm ~ Cc: Richard Gosling, Owner Steve Heuchert, TRCA f'\horne\public\development service5\l;ll,lrharn raoion\lJickerlricM25 whlte:-Jale ...zenIna 2.doc . fI'llem/Jer or conservation tJnt,lrrtT ,,~I a",,<<,.. /:ifI"ll:~ The Regional Municipality of Durham F'lanning Department 605 ROSSLAND ROAD E 4' FLOOR P,O BOX 623 WHITBY, ON L 1 N 6A3 (905) 668-7711 Fax (905) 666-6208 E-mail: planning@ region,durham ,on,ca www.region.durham.on.ca A.L. Georgieff, MCIP, RPP Commissioner of Planning "Service Excellence for our Communities" 9 0(, -Dr- c-, '; .....) July 30, 2007 Carla Pierini, Planner II Planning and Development Department City of Pickering One The Esplanade Pickering, Ontario L 1V 6K7 1-- Sent via email to: ~i@city.PickerinQ.on.ca Ms. Pierini: Re: Zoning Amendment Application A 11/06 Applicant: 2029480 Ontario Limited Location: 425 Whitevale Road Part of Lots 31 and 32, Concession 4 Municipality: City of Pickering We have reviewed this application to amend the zoning of the subject property. The purpose of the application is to permit a bed and breakfast, day spa with associated retail uses and a restaurant as additional uses within an existing dwelling. The following comments are offered. Reqional Official Plan The lands subject to this application are designated "Hamlet" in the Durham Regional Official Plan. "Hamlets" are to be developed in harmony with surrounding uses and may consist of: a) a variety of housing types, as well as community facilities; b) Employment Areas; and c) commercial uses that meet the immediate needs of the residents of the hamlets and the surrounding rural area. Reqional Services Development within hamlets is to be individually serviced with private drilled wells and private sewage disposal systems where groundwater quantity and quality permits, and in compliance with the standards of the Region and the Ministry of the Environment. Private well and private waste disposal systems are proposed to service the subject property. Additional information is required for further review of the proposed private services. The Regional Health Department will require: 9 Cb -( e ~) p 1. details of the operation including total daily design sewage flow and; 2. details of the private sewage disposal system including prime and reserve area allocation. The required information may be submitted to the Regional Health Department for review and regard should be had for the comments provided. Provincial Policies & Delegated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. There are no matters of Provincial interest applicable to this application. Please contact me should you have any questions or require any additional information. O~W\~ MtV( Dwayne Campbell, Planner Current Planning Copy (via email): Regional Works Department - Pete Castellan 10 ore -08 PLANNING & DEVELOPMENT DEPARTMENT so MEMORANDUM July 19, 2007 To: Carla Pierini Planner II From: Robert Starr Supervisor, Development Control Subject: Zoning By-law Amendment Application A 11/06 Richard Gosling 425 Whitevale Rd. Part of Lot 24, Lots 25-27, Plan21 Parts 5, 6, 40R-1139 City of Pickering We have reviewed the proposal submitted in support of the application and provide the following comments: General Comments 1. We will require a Construction Management! Erosion & Sediment Control Plan to be submitted which clearly shows how the applicant will ensure that no silt will leave the site and contaminate' the adjacent valley & stream corridor. As well, the plan must address mud and dust control. 2. We will require a Tree Preservation Plan. 3. Relocation of any utilities in the road allowance will be the responsibility of the applicant. 4. The plan must address some form of pedestrian access to the site. 5. We have a concern with regards to the proposed parking configuration. The existing grades on the west side of the property appear to be prohibitive to the construction of the parking lot. As a condition of rezoning, a preliminary grading plan must be submitted for review and approval from the City. Carin Pierini A 11/06 - Richard Gosling 425 ~itevale Rd. 10 ev-oE July 19, 2007 Page 2 6. Any off-site works will require the applicant to enter into a Development Agreement with the City. Should there be any questions or concerns regarding the above comments, please contact the undersigned or Paal Helgesen at 905.420.4617. ~ Robert Starr RS:ph 1:\Land Division & Other Development AppJications\Zoning By-law Amendment Application A11-06 - 425 Whilevale Rd..doc Copy: Coordinator, Development Approvals Technician, Development Approvals II Db-OP / '1 0' PLANNING & DEVELOPMENT DEPARTMENT MEMORANDUM October 3, 2007 To: Carla Pierini Planner II From: Robert Starr Supervisor, Development Control Subject: Zoning By-law Amendment Application A 11/06 Richard Gosling 425 Whitevale Rd. Part of Lot 24, Lots 25-27, Plan21 Parts 5, 6, 40R-1139 City of Pickering We have reviewed the grading plan submitted in support of the application and provide the following comments: General Comments 1. The preliminary grading plan appears to address our concerns with regard to provide parking on the site that is consistent with normal grading practices. Additional details would be required as part of a site plan application however, with the information provided we could support the zoning by-law amendment application. Should there be any questions or concerns regarding the above comments please contact the undersigned or Paal Helgesen at 905.420.4617. ~~_. Robeli Starr RS:ph I:\land Division & Otllfor Development AppliC<-lt:or1s,\2oning Oy-Iaw Amendlllerlt Application A 11-0G - 4:>5 VVhitevale Rd - cornmenI2.d(lc Copy: Coordinator, Development Approvals Technician, Development Approvals 12- 0(, -OP " f) b I Operations & Emergency Services Department Fire Services Division Memorandum September 24, 2007 To: Carla Pierini Planner 11 From: Rex Heath Fire Prevention Officer Re: Zoning By-law Amendment Application A 11/06 Richard Gosling 425 Whitevale Road ------------------------------------------------------------------------------------------------------------ Further to our conversation of last week the Pickering Fire Services is forwarding the revisions we spoke of which are namely. Understanding the existing building has been used as a mill, granary, and fertilizer distribution centre in past years. We recommend the applicant obtain the services of a qualified health official/environmental engineer, to ensure that there are no remaining residues; poisons or toxins within the building that may lead unwanted health problems for any persons who frequent or live within the envelop of the building. ~ I\-y c;/ 'jl~ , /~ Rex Heath Fire Prevention Officer Pickering Fire Services /3 Ok' -08 / -" o ' PLANNING & DEVELOPMENT DEPARTMEN i' MEMORANDUM January 17, 2008 To: Carla Pierini Planner II From: Tim Moore Chief Building Official Subject: Phase I Environmental Site Assessment Richard Gosling (A 11/06) As requested, I have reviewed the 1994 Phase I Environmental Site Assessment report provided. At the time this report was written, there was no apparent environmental contamination which would preclude development of the land. TM:cm